What is a property tax appeal?

A property tax appeal (also called a protest) is a formal process where you challenge your county appraisal district's assessed value of your home. In Texas, you file a protest with your county's Appraisal Review Board (ARB), present evidence that your home is overvalued, and the ARB issues a ruling.

What's the deadline to file a property tax protest in Texas?

In Texas, the deadline to file a property tax protest is May 15, 2026 (or 30 days after your appraisal notice is mailed, whichever is later). There are no extensions.

How much can I save by appealing my property taxes?

Texas homeowners who appeal save an average of $774 per year. Success rates range from 80-91% when homeowners bring comparable sales evidence.

What percent of homes in ZIP 32320 are overassessed?

32.4% of homes in Apalachicola ZIP 32320 (597 of 1,844 parcels) are assessed more than 10% above the typical per-square-foot value for the neighborhood, based on the FL DOR 2025 Final NAL roll.

How do I appeal my property taxes in Apalachicola ZIP 32320?

File Form DR-486 with the Franklin County Value Adjustment Board within 25 days of your TRIM notice (typically mid-August). The $15 filing fee is paid to the Clerk of Court. Strong petitions include 3-5 comparable sales from your immediate area.

Franklin County · Apalachicola

ZIP 32320 property tax overassessment report

32.4% of homes in Apalachicola ZIP 32320 (597 of 1,844 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $802,082.

Check your address →Franklin County guide

1,844

Homes in ZIP

597

Flagged as overassessed

32.4%

$156,223

Avg overage / home

$271,858

Typical value

~$163/sqft

Your Franklin County deadline

TRIM mailing: Mid-August 2026 · VAB petition due: 25 days after TRIM mailing (typically mid-September 2026)

Franklin filing guide →

Top 25 most overassessed homes in 32320

Addresses anonymized. Pulled directly from the FL DOR 2025 Final NAL roll. Each home pays significantly more than what a comparable-size home in this ZIP typically pays.

Address	Sq ft	Year	Just value	Expected	Overage	% over	$/yr
1XX BAY AVE	4,375	1910	$2,365,390	$713,125	$1,652,265	231.7%	$14,209
9X BAY AVE	2,126	1992	$1,875,192	$346,538	$1,528,654	441.1%	$13,146
1XX BAY AVE	4,081	1910	$2,162,145	$665,203	$1,496,942	225%	$12,874
1XX BAY AVE	4,735	1900	$2,004,259	$771,805	$1,232,454	159.7%	$10,599
1X 13TH ST	2,785	1900	$1,426,730	$453,955	$972,775	214.3%	$8,366
1XX AVE B	4,530	1900	$1,680,375	$738,390	$941,985	127.6%	$8,101
2X 17TH ST	4,410	2004	$1,533,518	$718,830	$814,688	113.3%	$7,006
1XX AVE B	3,811	1900	$1,343,192	$621,193	$721,999	116.2%	$6,209
2X 5TH ST	1,864	1920	$977,786	$303,832	$673,954	221.8%	$5,796
7X AVE G	3,710	1910	$1,256,442	$604,730	$651,712	107.8%	$5,605
2 12TH ST	2,385	1880	$1,017,472	$388,755	$628,717	161.7%	$5,407
1XX BAY AVE	3,772	1920	$1,235,717	$614,836	$620,881	101%	$5,340
2XX 1/2 HIGHWAY 98	1,845	2019	$918,956	$300,735	$618,221	205.6%	$5,317
1XX AVE B	5,114	1900	$1,439,447	$833,582	$605,865	72.7%	$5,210
2X 17TH ST	1,530	1963	$853,659	$249,390	$604,269	242.3%	$5,197
1 BATTERY PARK LN	3,952	1996	$1,245,087	$644,176	$600,911	93.3%	$5,168
1XX 6TH ST	3,361	2018	$1,145,799	$547,843	$597,956	109.1%	$5,142
1XX BAY AVE	1,621	1925	$847,043	$264,223	$582,820	220.6%	$5,012
2XX ATLANTIC AVE	2,715	2002	$1,005,993	$442,545	$563,448	127.3%	$4,846
1XX WATER ST	2,000	1989	$886,215	$326,000	$560,215	171.8%	$4,818
2XX HWY 98	2,178	1948	$903,030	$355,014	$548,016	154.4%	$4,713
2X AMBOS LN	2,551	2001	$956,660	$415,813	$540,847	130.1%	$4,651
1XX BAY AVE	2,492	1988	$932,316	$406,196	$526,120	129.5%	$4,525
1XX BAY AVE	2,524	2019	$890,617	$411,412	$479,205	116.5%	$4,121
1XX AVE C	2,677	1920	$907,641	$436,351	$471,290	108%	$4,053

Data: FL DOR 2025 Final NAL roll, Franklin County, ZIP 32320. Addresses anonymized to protect privacy; full data is public record under Fla. Stat. Ch. 119. Showing top 25 — there are likely more overassessed homes in this ZIP.

Is yours one of them?

Search your address — we'll show your specific overassessment estimate in 30 seconds. Then when FranklinCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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